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" SUMMARY Good size two bedroom, formerly three bedroom, cottage located in the popular area of Beal. The property is well appointed throughout with plenty of character and charm and is close to local amenities. Viewing is essential to appreciate the size and quality this lovely home has to offer. DESCRIPTION Viewing is highly recommended to fully appreciate the size, location and quality this good size two bedroom, formerly three bedroom cottage, has to offer. In an ideal location and close to both road and rail networks for those wishing to commute and close to local amenities. The property is oozing with character and charm and benefits from recently fitted kitchen and bathroom and is decorated to a high standard throughout. Internally the property briefly comprises; entrance hallway, lounge, modern fitted kitchen dining kitchen to the rear with access to the rear garden, two good size bedrooms with master bedroom having walk in wardrobe which was formally the third bedroom and house bathroom. Viewing is essential. Entrance Hall  Having door to the front and access through to the lounge, dining kitchen to the rear and with stairs leading to first floor. With central heating radiator and built in storage cupboard with boiler and currently housing the washing machine. Lounge 14' into the alcove x 13' ( 4.27m into the alcove x 3.96m ) With two double glazed windows looking out over the front aspect of the property, central heating radiator, coving and dadorail. Having a solid door from the hallway and with an open fire and cast iron surround, wall lights and TV point. Kitchen 8' 11" to its maximum x 7' ( 2.72m to its maximum x 2.13m ) With built in dishwasher, double glazed window looking out over the rear aspect over the garden having coving and modern white units to both high and low level with one and a half bowl sink and drainer. With real wooden flooring throughout and archway leading through to the dining kitchen area. Dining Kitchen Area 14' x 9' ( 4.27m x 2.74m ) With double glazed french doors leading out onto the rear garden and with wooden floors throughout. Having modern white units to both high and low level, double electric Bosch oven, gas hob, extracting cooker hood and fridge freezer space. With double glazed window to the rear, raised breakfast area with central heating radiator. First Floor Landing  Having loft access and access to two bedrooms and the main house bathroom. Bedroom 1 14' into the alcove x 12' 11" ( 4.27m into the alcove x 3.94m ) With double glazed window to the front, central heating radiator, loft access (currently boarded for additional storage), access through to the dressing room which was formerly the third bedroom. Dressing Room 9' 4" to its maximum x 7' 1" to its maximum

( 2.84m to its maximum x 2.16m to its maximum ) Formerly used as the third bedroom which can easily be converted back. With ceiling coving, central heating radiator and a double glazed window to the front of the property. Bedroom 2 14' x 9' ( 4.27m x 2.74m ) With two double glazed windows to the rear, central heating radiator and coving. House Bathroom  Having a white suite comprising of double shower with mains feed, W/C, wash hand basin and vanity unit. With a mains fed towel rail, double glazed window to the rear and is tiled with coving. Outside  To the front of the property there is a small garden with walled boundary. There is gated access to the side of the porperty leading to parking and garden area primarily laid with lawn, having walled boundary. DIRECTIONS Leaving Pontefract town centre along the A645 Bondgate, continue on the A645 into and through Knottingley keeping on the A645 bearing right past Knottingley town hall and heading out towards Kellingley. The A645 becomes Weeland Road into Kellingley and just before leaving Kellingley turn left onto Common Lane into Beal. Once in Beal follow Common Lane until the road bears right onto Main Street and the Jenny Wren public house is on the left hand side. Shortly after the Jenny Wren public house, number 1 Lambs Fold Yard can be found on the left hand side identified by a William H Brown for sale board. 1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale. 2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property. 3. Measurements: These approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture. 4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase. 5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY. "